Cranford · Hounslow · Feltham and Heston constituency · 51.48630, -0.40578

TW5 9WB— Cranford, Hounslow

Location and area intelligence for TW5 9WB, Cranford, Hounslow

The family fortress

 

Schools 100%Safety 81/100Transport 9/100Low yield 3.33%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
46
Safety
81
Schools
90
Transport
9
Environment
73
Investment
42

The bottom line

TW5 9WB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 70 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW5 9WB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.1% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for TW5 9WB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW5 9WB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Cranford Primary School

Not yet inspected · 17 min walk

KS2: 107.4

★★

Secondary

Cranford Community College

Good · Inspected Mar 2022 · 2 min walk

P8: +0.60A8: 54.2

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 23 min walk

0 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

62.8 incidents per 1,000 residents

Better than 52% of London
→ Stable

-14% vs borough

Crime by type

Violence & sexual offences29%
Other29%
Anti-social behaviour16%
Vehicle crime10%
Theft5%
Drug offences4%
Burglary4%
Robbery3%

Road safety

90

Road safety score

2

Accidents (5yr)

2

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Heathrow Airport Fire Service - Station 2 'Fire East' · 2.0km

Crime is 3% below London average

Property

Prices, sales volume and market trends

Avg floor area101.5 m²

EPC breakdown

D
2%
E
2%

Based on 4 properties · Confidence: low

Street mix

Semi 33%Terraced 17%Detached 33%Other 17%

LHA rates — Outer South West London

Shared room£592/mo
1 bedroom£1200/mo
2 bedrooms£1495/mo
3 bedrooms£1800/mo
4 bedrooms£2550/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield859 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£253,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 50 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,724
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2007 · CAGR

+8.6%

Total change

+129%

Market Activity

Price Velocity & Acceleration

Current Velocity

+36.6%

per year

Acceleration

+42.66

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 5 sales

Property Type Mix

Total: 5 sales

Detached40%
Semi-detached40%
Terraced20%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£129k£129k+0%1
Post-dot-com plateau2002–2004£165k£216k+30.9%1
Pre-crash peak2007–2007£295k£295k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hayes & Harlington

Nearby stations

Hounslow West Underground StationPiccadilly
24 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
27 min walk
Hayes & HarlingtonNational Rail
27 min walk
Hatton Cross Underground StationPiccadilly
31 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
36 min walk
No bus stops within 400m

7

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge72 min ↑
Victoria71 min ↑
Waterloo ★70 min
Canary Wharf73 min ↑
City73 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

11

Car parks (800m)

2

EV chargers (800m)

2

Fast chargers (800m)

Nearest car park145m
Santander docks (800m)0
Nearest cycle dock11.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

89%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed456 Mbps
Median download431 Mbps
Superfast coverage100%
All operators 5G93%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.9 km away✗ Not Green Belt✗ Not AONB56% green spaceTree canopy: 31%
More green space than 97% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 7.0 km

Energy

Solar: 859 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,570 hrs/yr

Sunshine

577 mm/yr

Rainfall

23.3°C

Summer avg

2.9°C

Winter avg

Solar yield859.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CRANFORD MEDICAL CENTRE

24 HIGH STREET, CRANFORD, TW5 9RG

8 min walk

66%

Recommend GP

66%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

Nearest hospitalHounslow Medical Centre · 2.7 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Chicken Express (683 m)

Nearest supermarketB&B Super Shop · 1.5 km
10 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
883 licensed premises in borough281 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

704m

Post office

Nearby shops

WHSmith697 m
Go Local702 m
M&S Food707 m
Your Local Meat and Greengrocers721 m

Nearby cafes

Go Local Cafe675 m
Costa719 m
Moniz874 m

Nearby restaurants

Chicken Express683 m
Greggs689 m
Burger King696 m
Domino's848 m

Nearby pubs

The Jolly Gardeners62 m
Queen's Head154 m
VII Hotel and Indian Food847 m
The Jolly Waggoners957 m

Nearby gyms

TSG Elite Training & Performance Centre416 m
David Lloyd Raquet Health and Fitness Club864 m

Nearby pharmacies

Dunn's Pharmacy849 m
Food hygiene (5-star)67% of 15

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

E

High street health

Registered businesses

DOMICILE LIMITED
ESSENTIAL SUPPLY HOUSE LTD
MAHMOTRA INVESTMENTS LIMITED

Investment

Investment grade, yield and market outlook

42

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,500London avg: £1,950/mo
Gross yield
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Future outlook

4.8

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,246m
Crossrail 2 route15,635m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,409 nationally

2,229

Est. population

3,186/km²

52%

Employed

31%

Degree educated

£39,000

Median income

6.2%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

42

Community stability

Age profile

32%
21%
23%
16%
Under 1832%
18–3421%
35–4923%
50–6416%
65+9%

Tenure

19%
18%
49%
Own outright12%
Own (mortgage)19%
Private rent18%
Social rent49%
Shared ownership1%
Rent free0%

Ethnicity

17%
48%
14%
White British17%
White Other10%
Asian48%
Black14%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine28%
No car household35%
Unemployed7%
No qualifications24%

Housing tenure (Census 2021)

Social rent49%
Private rent18%

vs. London

Income vs London-7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (3 years)
4
Borough approval rate
55%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£115/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
14
Largest scheme
12 homes · 132-138, 132, High Street, Hounslow, TW5 9PD
Pipeline pressure
NONE

Named schemes (500m)

Street Record, Centre of, Redwood Estate, Hounslow12 homes
completed
132-138, 132, High Street, Hounslow, TW5 9PD12 homes
completed
Street Record, Site between residential block 2-32 and block 1-43, Crane Lodge Road, Hounslow3 homes
completed
80, Firs Drive, Hounslow, TW5 9TD2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
14.4%
Ward turnout
37%
Election year
2026
MP
Seema Malhotra (Labour (Co-op))
MP majority
7,944
Constituency
Feltham and Heston

Councillors

Vilber Mark DecostaConservative
Gurpreet Singh SidhuConservative
Hira Singh DhillonLabour

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Key facts for TW5 9WB

Full postcodeTW5 9WB
Postcode districtTW5
BoroughLondon Borough of Hounslow
WardCranford
Latitude51.486302
Longitude-0.405780
Parliamentary constituencyFeltham and Heston
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey